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1992 12 10CHANHASSEN HOUSING AND REDEVELOPMENT AUTHORITY REGULAR MEETING DECEMBER 10, 1992 Prior to the official meeting, the Housing and Redevelopment Authority interviewed architects for the Chanhassen Entertainment Center. MEMBERS PRESENT: Mike Mason, Tom Workman, Charlie Robbing and Jim Bohn MEMBERS ASSENT: Don Chmiel STAFF PRESENT: Don Ashworth, Executive Director; and Todd Gerhardt, Asst. Executive Director DISCUSSION REGARDING ~NT[RVZEW~ F~ CHANH~N ENTERTAINMENT CENTER. Mason: ...But we at least got within $50,000.00 to $60,000.00 of all the other firms. I did like the way he cut to the quick on some of the issues. Parking, green space, that kind of thing. They all did a nice job. I kind of like Alliance and Hammel Green. Workman: You like both of those? Mason: Yeah. Workman: Any leanings? Mason: Well, you made the comment about one of the reasons we picked Mortenson and I think that fits with Hammel Green also. I liked. Workman: Because they're cheap. Mason: No, I think it's because they're good. And they certainly have a reputation. It was a good .presentation. I was most, I thought the two best presentations were Alliance and Hammel Green and I liked the initial concepts that Alliance had out there. I liked the open space that they had, but I'm not, I guess until I hear from some more people here, that's where I'm leaning. Workman: How about Charlie. Robbins: In terms of the, I was not present for the first one so I can't comment on that one but as far as the other three, Hammel Green appears to be the one I would favor for a couple of reasons. Is that on the projects, I know three of the people individually for their references and they would not use them unless they did a pretty good job for them because they are quite picky people. Secondly, I'm involved with the school and they're' involved with the project ~tght now with the school as well so I do know they're involved with that. They're doing a pretty good job with that. Wot kman: Chaska? Housing and Redevelopment Authority December 10, 1992 - Page 2 Robbins: Chaska, yeah. Thirdly, they're full service. In other words, they didn't come in and say we specialize in this. Not that that's right or wrong or otherwise. They said we're a full service and they are a full service as you saw by their exhibits. It ranged anywhere from retail to auditorium to convention... They showed the skills to be able to pull a deal together so I'll vote, if we vote right now, for Hammel Green. Workman= Jim. Bohn: I liked Alliance and Hammel Green both. I liked them equally as well but when it comes down to doing the project and the nightmares that the project's got to be, they've got to work with over there, I'll probably have to go with Hammel Green because they have the capability. Workman: Although he won't be voting with us, Don Chmiel basically said Hammel Green also but I'm going to spend the next 45 minutes trying to dissuade you guys. No, I'm not. I agree with that and Mike already passed off one of my comments about it. I think they look like'a real class act and their fee seemed to come in, ! don't know if that's a prefix but that seemed to come in very comfortably where everybody liked it. That certainly helped. I think all things being equal, fee included, they would have been selected and I think we're probably getting a good deal out of the deal too. $o maybe it's because they're doing so much over in Chaska. $o it does look like we're leaning one way or the other and I will ! guess ask for a motion. Robbins: I would move that we accept Hammel Green as the architect for the process. Bohn: I'll second it. Workman: Any other discussion, for Alliance? Robbins moved, Bohn seconded to appoint the firm of Hammel Green and Abrahamson, Inc. as architects for the Chanhassen Entertainment Center. All voted in favor and the motion carried. Ashworth: I should note. Mr. Green has pledged...he is going to be the best architect... Robbins: What's the next step? Is it contact with them and they start the process with Mortenson or what exactly? Ashworth: Well we've got to develop the contract with them. Robbins: Well assuming that we get the legal work done. But I mean as far as the next step now. Ashworth: The next step is to have them starting to meet with the private groups. In fact I've already talked with Clayton, the motel people, trying to define a clear program for what it is that needs to be done there. Housing and Redevelopment Authority December lO, i992 - Page 3 Bohn: When do they meet with us again? Ashworth: As soon as they have brought back, what each of the groups are really Iooking to and how they would reshape the program, I wouId see them coming back saying, here's what our findings have been. Here are the meeting dates that occurred. Here are the things that were brought out in %hose. Here are some of our initial concepts. Kevin, would you see anything different than that? Kevin: ...certainly yourselves as soon as possible and also...get started right away. Bohn: One of the concerns I have of course is the, what the second one that showed as a colored, it looked like a modernistic building inbetwe~n two. Workman: It was a pretty rough sketch. Mason: The color was just to denote certain ideas. Workman: Jim just didn't like BWRB. It sounded like BRW. Bohn: But the idea of having a gabled roof. I don't want to be stuck like we did with the grocery store with not the gabled roof. Ashworth: I think we picked out something like a 60 day review to design timeframe. That's going to be tight. I would anticipate that there would be, hopefully at our next meeting, that there would be some type of an update by Mortenson and the architect... Workman: Are you raising your hand? Audience: I guess, you know I'm not really a participant in here but I · guess I'd offer one comment going forward. I guess...but what they've submitted to you fee wise, you have substantial room for negotiation. And I don't think you should go forward and accept first offer on the fees. For this type of a project or this type of development, national the average is 4~. The low is 3~. Max is generally 5~. And we monitor that constantly and that's basically the parameters we work with on projects...so I would encourage you to in your selection process... Ashworth: I think that that's a good point but I also believe some of the things that Mr. Parker stated are also true. We need to determine exactly what the work program is going to be because how large of a.chunk is going to be existing constructurally. Existing construction is going to be...type of thing versus infill and so I'm. Audience: Don, yeah I agree with what you're saying but any contract you go forward with at this point, it will come to percentage of project cost. I mean that's the way.'..contract works. Okay. You may set up a number for your programming or whatever but again, your guide is going to be that percentage and I think you should... Housing and Redevelopment Authority December 10, 1992 - Page 4 Workman: Well their fee appears to be at about 5~ and I know little about those percentages. I compared their fee to the other fees submitted. Why somebody would submit an $~ fee here this evening in a competitive bidding process. Ashworth: There's an area there too where we're counting on some people to help us. Audience: Well Alliance was at 350. That's 7~ of... BWRB was real- high...Those fees are not... Wot kman: Any further discussion? Mason: Being a new member here, this project seems, don't get me wrong. I'm certainly all for it but things really seem fuzzy to me yet. Like are we going to, do we want a swimming pool? Don't we want a swimming pool? Do we want a gym? Don't we want a gym? Are we putting in a...? How are these decisions going to be made and when in this process? What's, are they just going to start throwing designs at us?.' Where does HRA, where's the City with this? Ashworth: That's really got to go back to each of the owners and make a determination. Are they ready to construct the...how can we build a restaurant into this project? What is the hotel? Where do we want the hotel? How is that going to tie in with meeting rooms? What will be the first phase? That would be the auditorium area. How does that deal with the second phase which has been looked at as the recreational development. Do you want to move the recreational element up faster? We've got a lot of work to do in the next 60 days. Gerhardt: Weren't they proposing some workshops? I mean I See them in the back of an agenda being on a time table talking about these workshops. Planning Commission, City Council, Park and Rec and working through those commissions...from that them doing the designs and passing those over to M.A. Mortenson. Ashworth: ...expand into those additional public groups. I don't think that... Workman: Well, I'm going to keep my eye on this project from afar if you don't mind. Robbins: But Mike's point though is well taken because we all want everything at some time approach and if it's going to be done, I would assume it would be done in phases. In terms of putting it together. It's also going to be what actually the public wants because the public's going to want an interest. In other words, I might say to me, number one thing is to put in a bowling alley, as an example. Tom wants a gym as number one. Our kids might want an ice arena. In other words, everybody wants something and you have to prioritize when it goes in. If it's in a phase rather than doing it all at one time. I think that's the way it's going to work Mike. Housing and Redevelopment Authority December 10, 1992 - Page 5 Mason: Okay. I'm glad you mentioned public Charlie. I mean I personally don't know a whole lot of people in the city of Chanhassen that have any idea that this is coming down the pipe. And I quite honestly, as a member of City Council and as a new member in HRA, have some concerns about that. Because I think we're not on tape. I think some...are going to hit some blades here. Maybe not but I guess I don't see the whole picture yet and I'm concerned about people calling me up and wanting to know what's going on and I'm not in a position to tell people that yet. And I don't want, I think Council certainly, and HRA too has been very up front. At least ever since I've been on Council and I don't want that perception to change. I'm concerned about that. And don't know, I'm just laying that out on the table. I'm not anti or yelling and screaming. Ashworth: Your comments are probably good ones. Audience: ...but I share Mike's concerns because to me it seems like we're jumping one step ahead of the process. I' mean through our own planning department we should be able to do the program. I mean initial decisions should be made as to what a project like this is going to entail. That's something we need to hire an outside facilitator to accomplish. The City can assign that and once the project is more defined or better defined, then it seems to me that's the time it can go out and very easily say, okay. Give us some ideas on how these elements can come together on this land. Workman: I think we're operating under the R of the HRA here, as usual. You know this site and this certain area of town has a history of a failed community center referendum and so Mike's concern is valid and Mark's concern. What we're going to do is we're going to build a community center. They really didn't understand that they didn't want this thing so we're going to make it happen anyway but we're doing more than just build a community center out in the middle of Lake Ann Park here. We're redeveloping an area that has got some problems. We're recognizing a very vibrant business in the hotel that wants to expand. We're doing something in direct coordination with that. And in direct coordination with a business that we have money invested in that is not going well. Or is it? Maybe it is or maybe it isn't. The boNling alley. It's caused problems for redeveloping and as we redevelop, what's the long range future between a vibrant industry on one end in the hotel and the vibrant industry on the other end which is the Dinner Theatre and what do we have in the middle? And Nhat does it look like from Highway 5? I think those have always been some concerns of mine for 4 years that I've been on the City Council. There's so many different things going on here and we do have the needs and we do have the wherewithal, through the HRA, to get accomplished minimal project or grand project. The beauty of the HRA has always been that we can do that without, I mean Chanhassen built a community center without a referendum. Ne can always kind of use that as a $8 or $9 million community center without a referendum. They obviously kneN very well what the people in the city. They kept polling them until they got the.right poll results. But there can be something here for everybody and you don't have to run around and say you know, if you give up one pizza a month in taxes you can have this. It's a redevelopment project that we can do whatever Ne want with. I'm lobbying Housing and Redevelopment Authority December 10, 1992 - Page 6 for gym space for the precise reason that that's something that I think people will say; yeah. Yeah, the hotel will expand. We get some community rooms, which are badly needed. Ne can get a cinema, which I've heard a lot of people say gee, that'd be nice. But boy, that community room, that's really only being built only for the hotel's use you know. But they're gym space and it's not true. But then we've got another facility here for the people who are screaming, at least one-third of the community in the referendum, that really feel we have a problem with that kind of gym space. But that's something that helps draw them in, to me draws them into this project and that's what you have to start thinking about pitching. Because it's going to have to be a sell job. Because if we turn our backs on this project the first time a stiff wind blows, it's going to be a lot of work for nothing. Clayton? Clayton Johnson: I'm Clayton Johnson with Bloomberg Companies. Maybe for the people that are new, I think some of this might be helpful. We did initiate the whole concept for redeveloping the south side of West 78th Street over a year ago. We have continued to come every HRA meeting and what we have asked is we have asked for the extent of the public involvement. In other words, we want to develop the south side of West 78th Street. We are prepared to redevelop the south side of West 7$th Street. The question is, what is the public's involvement? That's the decision that we need and that's the decision that we've been searching for now well over a year. In other words, we want to expand the hotel. We need to know what we're going to build next to. We have brought the problem of the bowling alley to you. We've said our partners are concerned. The bowling alley's a problem in two sense you know. In the sense that it's going to be difficult to develop our site until we know what the future of it is. And the second thing is, they harrass our guests and they throw beer bottles through the windows. So I mean we have been asking this question for now well over a year and that's the answer we want. Is not, it's ~oin~ to be a community center. We want to know what is the public posture involvement in this. And as far as the selection of the architect, I think it was very important the way this came down. We're going to rely on Irv for the architectural you know that affects our property. But I think most important is the public sector portion of it. If there's going to be a public sector portion. Hammel Green's the best suited to do that, that's... Workman: I think I kind of said that a little bit. That was some of the pressure with the hotel and what's the future because we've been complaining about it for 4 years. 3 years before Irv brought it up but. Gerhardt: I just want to clarify one point that Mark brought up. When I talked about programming, we program. I mean Todd Hoffman has got a list of three sheets, I think he shared it with Kevin and a few other people of the activities that he would program over there. When I say program, I mean taking into account the link over to the hotel. Tbs corridor · system link over to the Oinner Theatre. The link over to the bowling center. Those are programs that need to be coordinated when the City does their community center in that area. And conference rooms, that's Clayton's largest concern. The hotel's largest concern. How is the retail that exists there right now going to be impacted. That's what I talk about when I talk about programming. The center is programmed. No, Housing and Redevelopment Authority December 10, 1992 - Page 7 we don't have the specifications. We know we want a pool. Ne know we want gymnasiums. Ne know we want racquetball. Ne know we need meeting room spaces. That's our program for the recreational element. How can we link all of these elements together is the program that we need this architect to come in and provide us with.- And as the program, you know the pool might change. There's some talk about that. And then the phasing of it too. We've talked about 'two phases in dotn~ it and the program element on that is to bring, Hr. Workman is lobbying for the gymnasiums to happen with the first phase and it's always been talked about that the gymnasiums would happen in the'second phase. And that would be discussed during the programming segment. So we haven't dived into this and not looking at it at all. To bring you up to date on what we've been doing the last 6 to $ months. We had Fred Hoisington. We hired Tim Steffens from Stillwater from Fred Hoisington to do some concepts of the area. To look at movie theatre to link back over there. And then from that the HRA directed staff to hire a construction manager and go to this meeting in hiring an architect to incorporate those ideas and to come up with a program so we can link them all together. I think that's kind of a synopsis of where we've started and where we've gone in 2 minutes. Workman: Martin. Martin: Todd, ! can appreciate that. The programming I'm talking about is the...is there public involvement. What the public involvement is going to be? Are we going to have a privately owned conference center which we have certain amount of dedicated time...conference center which we're going to rent time out to... Are we going to have a private health club or are we going to have a community center? Are we going to have, you know to me you've got a real spaghetti bowl here and programming the needs to occur are basic public policy decisions before you head into the type of programming that you're referencing. You should get the public policy decisions...community center there, then those types of programming decisions... But you know again, ! may be behind you, so I mean don't get me wrong. You may have already decided all the things and public policy may be in place but ! would go back to what Mike said. I don't think anybody knows you've done the public policy... Workman: Well we have had those discussions. We talked about whether it would be, I think we have, I don't think we've ever really talked about a private health, building a private health club. It's maybe come down to whether it would be more youth centered or adult centered type clubs. I think Don's been pushing for more of an adult type. But we have talked about some of those things and that's where my comments come in. If you want, this will enhance an area and it will be'nice for town but if it's going to be a private club and private meeting rooms and private everything and the rest of the city has nothing to do with it, what's the involvement? Why should we have an involvement you know? If there's a perception that the city of Chanhassen, the people of Chanhassen aren't going to gain anything from this. Martin: Well Tom what I'm trying to get at is, if there's a need for community rooms, but the primary users of the convention center is going to be the hotel, I think the hotel should own and operate the convention Housing and Redevelopment Authority December 10, 1992 - Page $ center. But as part of our subsidy is putting that deal together, we should have a certain amount of dedicated time out of that conference center to use for community needs. Now to me, then you've got something on the tax rolls. You've got something that's producing tax dollars. You've got a private entity here, which is the way I think it should be, but you serve the public good. I mean the health club thing believe me is an off the wall comment. That's all I'm dotng. I mean my exposure to this is tonight. And earlier in the evening I heard a comment...we want to control this. Well, you know I...what happens when the bowllng alley or what type of entertainment is available or things you can control a lot of other ways through public ownership. Or through publlc buylng of land to bring it down. I mean I think you have to examine what can be accomplished through normal private development projects. But that doesn't mean we don't develop concepts and then take...developers or wherever to do those. And I hear Clayton saytng they want to do that anyway. It just seems to me that we need to put. Workman: Well, we've got a bowling alley and that's about what it's going to be. It's not going to be a, well it's a bowling alley and a night club and it hasn't worked. What else it could be besides a bowling alley is beyond me. How we get another bowling alley and another night club in there that isn't going to treat the hotel' the way this one is, without controlling it, 'that's beyond me. I don't know where that's going to happen. So yeah, I mean there's all sorts of different ways. I think we've got to find out how that can all work. I think that's why we made a decision about an architect that we've got to move ahead. Martin: How is an architect going to telI us...how is an architect going to tell us what that should be? I mean an architect has no expertise to tell us that a movie theater...in Chanhassen is going to succeed in Chanhassen. That's something a private movie operator can tell you who's done their market study and comes in and says here. ~4e've got data to show we can...movie operation here. I mean to me it just seems to me that we' re getting... Gerhardt: Two movie organizations have called me that want, are waiting for us to get an architect on board so they can hope that we would go out for proposal in letting this out. But we don't know how we can lay out the space for a movie theatre until we have an architect to see if it can work. $o I just met with them again this week. They're anxious. The HRA has decisions to make. They'd like to completely rennovate the entire facility and eliminate the bowling alley but they're not limited to having the bowling alley stay and operate with the bowling alley and a movie theatre within the complex. And right now I can-'t tell them if you can put a movie theatre and a bowling alley in there and meet all the parking demands and the structure of the building can lend to it. Only an architect can make those decisions. Clayton Johnson: I think the market has told us that there is a need for a movie theatre. We've been approached by several people about that. We know that there's a need... I think that the public's involvement in this project will serve to accelerate the redevelopment. You know over the years I've come here and I said, is. there an H in HRA. I said is there an R in HRA. And now we're back to R again. Is the function of Housing and Redevelopment Authority December 10, 1992 - Page 9 HRA to accelerate or to encourage redevelopment? And if it is, then the public's involvement in this, the public building space factor, is going to accelerate development because if you don't, we're going to do it but we're going to do it strictly market driven. We're going to negotiate to buy the bowling center instead of the City. We would try to do something that would control the uses there. We would try to put a movie theatre in. We would expand the hotel. We wouldn't worry what we were going to hook onto. We'd just do it. But then you're going to continue to, and I think everybody's concerned about the life of the HRA's charter. They're concerned about the availability of funds that they have to complete the job. If this process isn't started, I'm not sure it will ever happen. I think that's some of what's gone on in the last year and a half that I've heard and as I come here, it's a redevelopment project. And the City use of a portion of this would merely accelerate that whole program. Mason: And I think that we need more than the private sector involved in that. I mean I would have a real tough time supporting a project like this knowing that 5 completely different private entities are going to come in here and do what they want to do with that area. I mean there's got to some sort of umbrella organization here with parameters that the City's happy with. I mean I think that's Just crucial. And I know movie theatres want to move in here. I know you want to expand. Martin: I'm not disagreeing with any of that... Gerhardt: You're not privy to it either. I mean you didn'~ know. Martin: ...I'm just saying the basic public policy questions have been answered up front, is the level of public involvement. Gerhardt: And the HRA's in a great position here. I mean if you happen to get a movie theatre and a bowling center in the same spot, they do not have to control it. They can sell that facility back out set with all kinds of contingencies on it or they can keep it and they've been directing staff to find ways to create other forms of revenue... (There was a tape 6hange at this point in the discussion.) Workman: ...It didn't look like we had to anyway but I'm going to call the meeting to order and ask for an approval of the November 19, 1992 Minutes. APPROVAL OF MINUTES: Robbins moved, Bohn seconded to approve the Minutes of the Housing and Redevelopment Authority meeting dated November 19, 1992 as presented. All voted in favor and the motion carried. VISITOR PRESENTATION: None. CONSIDER TAX INCREMENT PLAN AMENDMENTS. Gerhardt: At our last HRA meeting, the HRA had directed'staff to make the necessary changes in your redevelopment tax increment plan. Within that Housing and Redevelopment Authority December 10, 1992- Page 10 plan you have made approximately four new changes, one which highlighted the Target store development and providing the necessary land writedowns and special assessment reduction. The program is outlined with the 3 year program that you've used with all the other businesses throughout the business park in the downtown. Also in there we have made modifications regarding the Taco Shop acquisition, Apple Valley Red-E- Mix. ~t the present time you own the Taco Shop property. That was demolished this last week. These are just modifications to stay consistent with your plan in your redevelopment area. Conference center/ recreational center. Again, the action that you took tonight referenced this section in there and trying to redevelop the back side of the Dinner Theatre. And the fourth.thing was the letter that Don had sent to both Dick Stolz and Dave Clough and the HRA taking on and using approximately $500,000.00 a year from 1996 to the year 2001 in providing benefit back to the School District and the County.and one, land writedown in operations for the School District. And two, rebuilding some of the County roads within your district boundaries. With that, staff would recommend approval of the redevelopment plan and the resolution attached and we'll answer any questions that you may have. Workman: Any discussion? Any motions? Robbins: I will move that we accept the items as stated on the memo. Workman: Staff recommend. Second anybody? Mason: I'll second that motion. Robbins moved, Mason seconded to approve the resolution finding Modification No. 12 to the Redevelopment and Tax Increment Financing Plan for the Chanhassen Downtown Redevelopment project consistent with plans for development of the City of Chanhas~en. All voted in favor and the motion carried. CONSIDER RPPROyAL OF lg~93 B~-T. Workman: Todd, do we need to talk about this much? We just got the numbers in a row now. Gerhardt: Well at our last meeting Charlie had asked for information from the audit and from our detailed expenditure budget. I would like to at least highlight some of my chicken scratching here. Each year we highlight the Capital Improvement projects. I got bills coming across my desk every day so I quickly code those over. I don't know all the code numbers and a lot of this is the senior center. We hadn't established a code number for that and now we have a code number so I've gone back and recoded those costs associated with the senior center to their own special code so that will not directly impact the budget. So those funds had come out of your '92 budget. So with that, $125,128.51 has been recoded to the senior center fund and taken out of your 1992 budget and those dollars have been reallocated back to that budget. And same thing with Guy Peterson. That one was allocated to the north side construction of TH 101. That is another mtscoding. That's what most of this chicken scratching. Tell you where everything came from out of the detailed Housing and Redevelopment Authority December 10, 1992- Page 11 budget into those special accounts. And then the'additional pages in here that I highlighted. The last two pages show you, as of the December 31, 1991 audited budget for the downtown district. And the other two districts would have been the McGlynn district and the old ecnomic development district where Redmond Products, Automated Building Components and the Press were. Workman: Is that it? Gerhardt: And I handed out the budget that you had in your last packet tonight. There were some additional numbers on there and to cross those off was a mistake by Tom. Where we showed the fudd balance forward and transfers. Workman: Any questions? RobbinG: Just one general question. Are we required by any regulatory agency to publish anything financial? In other words, put it in the newspaper as being' a legal document to show what our, for lack of words, income, P&L, that type of stuff. Gerhardt: Just through the audit. Our audit sheet is published in the paper. Final balance sheet is published. Workman: Any other questions? If not, I would accept a motion. Mason: I'll move approval of the HRA 1993 budget. RobbinG: Second. Mason moved, Robbing seconded to a~prove the 1993 buc~t for the Housing · and Redevelopment ~uthorit¥ as presented. .All voted in favor and the motion carried. APPROVAL OF BILLS: Robbins: A question on the bills. Or on a bill coming up. I looked at the...for the HRA and it says prepared by Holmes and Graven. My assumption was we're no longer using them to do any documents for us. Gerhardt: Ron Beatty has alwaxs. RobbinG: It's dated December 14th so it's going to close it looks like on Monday. Gerhardt: Right. We use two people from Holmes and Graven. You use 3Chh Dean to do what is your private redevelopment agreements. What I'll say are the more complicated ones. The Rosemount, Market Square and Target. Roger's firm just doesn't work enough in that field that they can feel comfortable to sit down and negotiate with the Target people. I mean those people were very difficult to deal with and the Rosemount deal was so complicated. These firms do this every day, in and out and are up and down on this stuff. And John is up on how those agreements should be drafted so you're spending more money for those people but they Housing and Redevelopment Authority December 10, 1992 - Page 12 have the expertise and the knowledge and they're working with Tom WoFkman's and the legislators on a day to day basis and they're basically drafting these tax increment laws for the legislators. So I think you always have to keep a link with Holmes and Graven to keep up on what's going on with the tax increment and that. And Ron has always done our modifications. Workman: Is there any other comments? I would so move approval of the bills. Is there a second? Mason: Second. Workman moved, Mason seconded to approve the December bills for the Housing and Redevelopment ~uthorit¥. All voted in favor and the motion carried. Robbins moved, Hason seconded to adjourn the meeting. Ail voted in favor and the motion carried. The meeting Nas adjourned. Submitted by Don Ashworth Executive Director Prepared by Nann Opheim